Four belts, four kinds of everyday life
The Bosphorus shore
From Baltalimanı and Rumelihisarı through Emirgan, İstinye, Yeniköy, Tarabya, Kireçburnu, Büyükdere, Sarıyer Merkez and Rumelikavağı. Living the waterfront every day and seeing it from a window are different things; “Bosphorus” in a listing can mean either. Homes are mostly older apartment buildings, with a few houses and yalıs (waterfront mansions). Building and major renovation in this area are tightly controlled under the Bosphorus Law, and listed buildings need conservation board approval for repairs. Before buying a home “to rebuild”, find out what is permitted.
The ridges and inland neighbourhoods
Ferahevler, Cumhuriyet, Çamlıtepe, Darüşşafaka, Kocataş, Kazım Karabekir Paşa, PTT Evleri, Çayırbaşı, Pınar, Poligon, Reşitpaşa, Yeni Mahalle. Close to the shore but not on it: apartments, gated developments and cooperative housing. Well-known area names and official neighbourhoods diverge most here: a home described as “Tarabya” may be in Ferahevler, one described as “İstinye” in Poligon. Check the neighbourhood on the title deed.
Around Maslak and Ayazağa
Maslak, Ayazağa, Huzur, Fatih Sultan Mehmet. Residences, development flats and offices sit side by side; the M2 metro, motorway links and university campuses shape daily life. Homes and offices may share one building, so check the unit’s registered type (residential or commercial). Service charges and shared facilities are a large part of the decision here.
The north: forest and Black Sea villages
Bahçeköy Merkez, Bahçeköy Kemer, Bahçeköy Yeni, Zekeriyaköy, Kumköy (Kilyos), Uskumruköy, Demirciköy, Gümüşdere, Kısırkaya, Rumelifeneri, Garipçe and Maden. Houses with gardens, villas in gated developments, land. Test the weekend picture against an ordinary weekday morning: where are school, work and shopping? Separate searches for a house, a garden and a plot from the start; for land, confirm the zoning status with the municipality.
Property types and the questions they raise
Older Bosphorus apartment
Mostly found: Shore
Ask first: Building age and earthquake status, renovation permits, parking
Flat in a gated development
Mostly found: Ridges, Maslak area, north
Ask first: Management plan, what the service charge covers, upkeep of shared areas
Residence
Mostly found: Maslak–Ayazağa
Ask first: Service charge contents, service contract, residential or commercial registration
Cooperative housing
Mostly found: Ridges
Ask first: Has the title moved to condominium ownership, share of common areas
House / villa
Mostly found: North, a few on the shore
Ask first: Plot and zoning, permit–occupancy match, garden upkeep
Yalı
Mostly found: Shore
Ask first: Listed status, conservation board decisions, quay and marine structures
Reading square metres: net and gross
Listings often give two figures that measure different things.
- Net area: the usable area between the unit’s interior walls. Columns and service shafts are excluded, and balconies and terraces are counted outside the net area.
- Gross area: measured including walls; “overall gross” also adds the unit’s share of common areas such as stairs, entrance and shelter.
The more common space a development has, the wider the gap between net and gross. Compare homes on the same measure and, where possible, see the net area on the approved architectural plan. Note balconies, terraces and gardens as separate lines.
Service charges (aidat): what you pay for
Under the Condominium Law, the costs of a doorkeeper, boiler attendant, gardener and guard are shared equally between owners; other common costs (maintenance, repairs, insurance, running lifts and heating, the manager’s fee) are shared by land share. The management plan or an owners’ meeting decision can set a different split. Not using a shared facility does not remove the obligation to pay.
Before buying, ask the management for:
- the last twelve months’ expenses and what the charge covers,
- the management plan and recent owners’ meeting decisions (major repairs, strengthening, extra levies),
- written confirmation that the seller has no unpaid charges.
Buying, step by step
- See the home and the street: at different times of day, ideally on a weekday morning.
- Review the documents: title record and encumbrances (mortgage, attachment, annotations), approved plan, building permit, occupancy permit, zoning. Details: FAQ.
- Put the preliminary agreement in writing: deposit amount, purpose, deadline and refund terms.
- Add up the costs: title deed fee (paid by buyer and seller separately), land registry service fee, brokerage fee, and mortgage valuation if any.
- Land registry appointment: apply via Web Tapu; the sale is completed at the land registry office. Declare the actual sale price.
- After handover: DASK earthquake insurance, transfer of electricity, water and gas accounts, and notifying the building management.
This page describes the steps; for your legal and tax position, get current information from the relevant authority.
If you are a foreign buyer
- You do not need a residence permit to buy property in Turkey; you do need a Turkish tax number.
- For purchases by foreign individuals, a valuation report from a licensed firm is required before the title transfer.
- Sales to foreigners are not permitted in military and security zones; the land registry office checks this.
- Buying a home, getting a residence permit and applying for citizenship are three separate processes. Value thresholds and document lists can change; before you apply, check current conditions with the Presidency of Migration Management (e-İkamet) and the General Directorate of Land Registry and Cadastre.
Frequently asked questions
Is the area name in a listing the same as the neighbourhood on the title deed?
Not always. In Sarıyer a well-known area name (e.g. Tarabya, İstinye) and the official neighbourhood (e.g. Ferahevler, Poligon) often differ; check the neighbourhood on the title deed.
What is the difference between net and gross square metres?
Net area is the usable area between interior walls, excluding balconies and terraces. Gross area includes walls; overall gross also includes the unit’s share of common areas.
How are service charges shared?
Doorkeeper, boiler attendant, gardener and guard costs are shared equally; other common costs by land share. The management plan can set a different split.
Can I buy on the Bosphorus shore and rebuild?
Building and major renovation in the Bosphorus Law area are tightly controlled, and listed buildings need conservation board approval. Find out what is permitted before buying.
Can foreigners buy a home in Sarıyer?
Yes, outside military and security zones; a licensed valuation report is required before the title transfer. No residence permit is needed.